MAdmin / Department of Public and Development Administration / This study focused on The Integrated Development Plan as a strategy to empower informal traders using Thohoyandou as the case study. The study was conducted at Thulamela Municipality and at the informal markets of Thohoyandou. The researcher used two population groups; the municipal officials and the informal traders. The researcher made use of both qualitative and quantitative methods as the study was explorative in nature; 50 informal traders were sampled and took part in the study and on the other hand, 20 municipal officials were sampled and participated in the study. The researcher made use a pilot survey to two groups of population to test the efficacy of the interviews schedule as well the questionnaires as data collection instruments. SPSS and Microsoft excel were used as tools for data analysis. The results show that Thulamela Municipality’s IDP strategy is not doing enough for the informal markets in Thohoyandou. However, respondents indicated that shortcomings such as Limited Budget affect the success of IDP on informal trading. Initiatives such as the provision of loans, workshops, training and promotion of LED programmes were indicated as having been put in place in an effort to empower informal traders, although a number of informal traders in the Thohoyandou area are forever increasing, through urbanisation and migration which pose serious control challenges to the municipality. To manage informal trading in Thohoyandou, the researcher recommended that there could be: preferences on trading fee/levies; provision of services and infrastructures to informal traders; enhancing public participation; limiting overtrading, integrated management planning, policy formulations and that future researchers can be more specific on aspects such as: situation of foreign traders; constitutionality of by-laws and trading at intersections.

PhD (Administration) / Department of Public and Development Administration / The focus of this study is on the role of the integrated development plan in community development. This study focuses on Limpopo province, but for the purpose of this study the research was conducted in Capricorn district municipality which is comprised of the following five (5) local municipalities: Blouberg, Aganang, Molemole, Polokwane and Lepelle-Nkumpi. The District Municipality is expected by the government and communities to play an active role towards community development as a central feature on local government development. The district municipality must be involved in the development of its communities in partnership with local municipalities, communities and other structures which can play an active role in community development. The integrated development plan is a process through which a municipality can establish a developmental plan for the short, medium and long term. In terms of the Local Government Municipal Structures Act No 117 of 1998 all municipalities have a responsibility and accountability to develop their communities which will have an impact on the daily lives of South Africans. In view of this mandate, Capricorn District Municipality must develop its vision, mission and objectives to meet community needs and improve the quality of life of all people. Developmental local government is local government committed to work with citizens and groups within the community in order to find sustainable ways to meet people’s social, economic and material needs. South Africa and in particular Capricorn District Municipality has a back-log of services that have not been provided to the previously disadvantaged communities. The integrated development plan is intended to redress all the past economic imbalances. Municipalities must focus their efforts and resources on community development especially on communities and groups which have been previously marginalised or excluded from economic and community development, such as women, disabled people, and very poor people by the apartheid government. Challenges of the integrated development plan which are experienced by the community are poor service delivery, poor implementation of the integrated development plan, corruption in district municipal projects and poor financial management. ii The researcher intends to follow a mixed method approach in which both qualitative and to a lesser degree quantitative approaches will be used. The reason for using a mixed method is because the study can be integrated in such a way that qualitative and quantitative methods will retain their originality. In this study, a qualitative approach is applicable because it allows openness to ideas, opinions, feelings, experiences and perceptions which may be expressed by research participants to the researcher. The researcher will for the purpose of this study be more interested on the qualitative study as it will be able to give results from the respondents. The researcher will use a Likert scale questionnaire in order to source out information regarding the role of the integrated development plan in community development. The researcher will use non-probability sampling and its subtype purposive sampling method in order to obtain results from participants. Although there are different types of sampling, the researcher intends to use non probability sampling which is by and large more successful than quota sampling. In this process, purposive sampling will

MAdmin / Department of Public and Development Administration / The study focusses on the challenges militating against community participation on the Integrated Development Plan (IDP) process in Thulamela Local Municipality (TLM) and to find strategies to be used to enhance community participation on Integrated Development Plan. The study is based on matters of community participation and IDP in order to find out how community participation in the municipalities can influence the planning process in an integrated manner. The Constitution of the Republic of South Africa, 1996 (Act No. 108 of 1996) mandates local government to encourage the involvement of communities and community organisations in the matters of local government. IDP is the rightful platform to fulfil the aforementioned mandate in the local government. In this study, the researcher made use of a mixed research method where both qualitative and quantitative research methods are used. The research is qualitative in nature, but the quantitative method is also used in data interpretation, because data collected was based on the views and opinions of a large number of respondents and the analysis of results based on statistical significance. The researcher used the non-probability sampling and its subtype purposive sampling method to select the participants in this study. Questionnaires, interviews as well as literature were used to gather data in this research. Two types of data analysis were used when analysing the data. For data collected through interview, the researcher used thematic analysis (Narrative form) and for data collected through questionnaire, the researcher used International Business Machinery (IBM)- Statistical Product in Service Solutions (SPSS) Statistics V25. The researcher followed research ethics before conducting the study. The major findings of the study are: • The study found out that 38 (76%) of the respondents agreed that community members actively participate in IDP process. This is an indication that community members of Thulamela Local Municipality actively participate in IDP process. • The researcher found out that the majority of the respondents at 45 which constitutes 90% agreed that active community participation in IDP process plays an important role in the improvement of the basic service delivery. • The researcher found out that majority of the respondents at 35 which constitutes 70% of the respondents in the study agreed that community members are well informed about different types of participation in IDP process. • The researcher found out that majority of the respondents at 38 which constitutes 76% of the respondents in the study disagreed that there are enough resources to capacitate community members in order to participate actively in IDP process. v The main recommendations are: • The researcher recommends that community members should take a share of responsibility to actively participate in IDP process. Thus, the community members should consider it necessary that they strive to make community participation on IDP process fashionable. • The researcher recommends that there should be active community participation in IDP process because it plays an important role in the improvement of basic service delivery. Community participation in IDP process needs to be active for the basic service delivery to be improved. • The researcher recommends that community members should be well informed about different types of participation on IDP process. It is the responsibility of the municipality to inform community members about different types of community participation that they can use to participate in IDP process. • The researcher recommends that the municipality should make enough resources to capacitate community members in order to participate actively in IDP process available. The municipality should embark on a journey to raise funds either from other government sectors and/or private sectors. / NRF

The work deals with the analysis of socially excluded localities beginning Mojžíř. It focuses on the exploration of problems of local people, the reasons for their occurrence and their possible remedies. Another important part of the work is to analyze existing programs and projects in support of the site and its inhabitants and to assess their adequacy. The paper used methods: secondary data analysis, interviews with experts, surveys within the case studies, in-depth interviews with selected residents, tree location problems. The research results show a large number of problems which are faced by local residents and minimal opportunities to face those challenges and most preventable. The key consider high unemployment, debt and morbidity of local people. The site works by People in Need, which significantly contributes to help local, it runs but very reluctant to arrogance in cooperation with local authorities in Neštěmice under which settlement Mojžíř falls.

Det finns en efterfrågan bland expanderande och utvecklingsorienterade företag att etablera sig i innovationstäta städer såsom Stockholm för att exempelvis ta nästa steg i att utveckla sin produkt eller tjänst, eller för att prova nya marknader. Men i många av dessa städer är utbudet av kontor, lokaler och boende begränsat. Delvis på grund av prisnivåerna, men också sett till det totala utbudet på marknaden. Detta torde skapa en efterfrågan på både lokaler och boende vilket är anledningen till att affärsidén att kombinera dessa har uppstått. Konceptet vill samla utvecklingsorienterade företag från liknande branscher under ett och samma tak. Anledning till detta är att bilda community inom byggnaden, men även torde detta skapa synergieffekter som kan leda till produkt- och serviceutveckling eftersom man kan lära från, och dra nytta av varandra. För att kunna etablera denna affärsidé om uthyrning av en kombination av lokal och boende finns det olika lagar att ta hänsyn till. Det måste även finnas en faktisk efterfrågan på marknaden för det tänkta konceptet. Syftet med uppsatsen är därför att presentera viktiga delar att inkludera i ett potentiellt hyresavtal för affärsidén och analysera om det finns ett marknadsintresse för konceptet baserat på intervjuer med potentiella kunder och branschorganisationer inom fastighetssektorn. Men även försöka reda ut vilka svårigheter man skulle kunna tänkas möta, huruvida detta koncept kan vara ett steg i rätt riktning för förbättring av fastighetssektorn ur ett hållbarhetsperspektiv samt hur man ska hantera och förbättra den kommunala processen för detaljplaner i ärenden för fastighetsutveckling. Marknadsundersökningen bland potentiella hyresgäster vittnar om att det finns efterfrågan för denna affärsidé, vilket är i linje med vad de intervjuade branschorganisationerna ansåg. För expanderande företag är möjligheten att i en flexibel lösning kombinera boende med lokaler attraktiv. För att genomföra konceptet är de intervjuade överens om att branscher man vill ha som kundbas måste väljas med noggrannhet för att uppnå fördelarna med klusterbaserade lokaler och boenden. När det gäller miljöförbättringarna var samtliga intervjuade överens om att konceptet är ett steg i rätt riktning bland annat för man vill använda redan befintliga byggnader som till återblandad användning av bostäder och lokaler. I intervjuer med branschorganisationerna fanns det en gemensam åsikt om att den kommunala processen bör förenklas för att bli effektivare,snabbare och mer lyhörd för nya lösningar likt denna inom fastighetssektorn. Resultaten från studier av lagen visar att hyresavtalet tydligt måste redovisa hyresnivån och längden på avtalet, om det är tidsbegränsat och det ska även fördela det praktiska ansvaret mellan hyresgäst och hyresvärd tillsammans med andra formella bestämmelser. En bra lösning för det formella hyresavtalet är att kombinera ett standardavtal från organisationen Fastighetsägarna för de praktiska delarna och anpassa de övriga delarna med inspiration från redan befintliga hyresavtal för boende och lokaler av liknande koncept. Slutsatsen är att det finns ett marknadsintresse för affärsidén baserat på de genomförda intervjuerna och att detta koncept ligger mycket i linje med de förbättringar inom fastighetssektorn som måste ske med hänsyn till miljön. Hyresavtal har vissa obligatoriskadelar men utöver dessa finns frihet för egna bestämmelser. Man bör även lägga stor vikt vidatt hitta lämpliga branscher och företag som kundbas för att skapa community och synergieffekter. Enligt några av de intervjuade bör arbetet med detaljplaner bli smidigare och mer flexibelt. / Today there is a demand among expanding companies to establish themselves in larger cities as Stockholm, for example, to take the next step in developing their product or service or try new markets. But in many of these cities, the offering of offices, premises and accommodation is very limited. Partially in the view of pricing, but also in the perspective of total supply to the market. As this should create an unmet demand for accommodation and premises, the business idea to create a combination of coworking and coliving arose. The concept aims to bring together development-oriented companies from similar industries under one roof. The reason behind this is to create a community among the tenants but also synergyin the form of product and service development since they can learn and develop with eachother in the same branch. To establish this business idea there are regulations regarding rental of apartments, office sand premises to be considered before launching the concept. Law regulations exist but it also has to exist an actual demand in the market for this precise concept. The purpose of this essay is to present important parts to include in a potential rental agreement and to analyze if there is a market demand for this concept based on interviews with potential customers and branchorganizations. But also, what difficulties the concept might face, how this concept could improve the impact the real estate sector has on the environment and how to handle and improve the municipal process in these regards. The market hearing that was performed for this paper indicates that there is a demand for this type of concept, which is in line with the perception of the interviewed branch organizations.For expanding companies, the opportunity to combine accommodation with non-residential premises in a flexible solution is attractive and convenient. In order to implement the concept,the interviewees agree that the sectors you want as a customer base must be carefully selected to achieve the benefits of cluster-based premises and housing. Regarding environmental improvements, all interviewees agree that the concept is a step inthe right direction since the business idea is targeting already existing buildings with permission for mixed-use between accommodation and non-residential premises. Ininterviews with branch organizations, there was a common view that the municipal process should be simplified in order to become more effective, rapid and more responsive to new solutions like this one within the real estate sector. The results from studies of the law show that, among other things, the lease must clearly state the level of rent and the length of the contract if it is limited in time. It should also divide the practical responsibilities between the tenant and the landlord among other formal provisions. A good solution for the rental agreement is to combine a standard contract from the organization Fastighetsägarna regarding the practical matters and set up the other parts of the agreement with inspiration from agreements already existing on the market for residentials and non-residential premises. As a conclusion there is market interest for the business idea according to the interviews, and the business idea is very much in line with the improvements that must be made within the real estate sector with regard to the environment. Furthermore, the lease has certain mandatory parts, but in addition, there is freedom for own regulations. Also, when choosing the customer base, it is important for the concept to pay attention to finding suitable industries and companies to create community and synergy effects. According to some of the interviewees, the municipal work with detailed development plans should be improved to become more smooth and flexible.

I Sverige är behovet av bostäder stort och en utbredd bostadsbrist råder. Av den anledningen behövs det fram till år 2025 uppföras cirka 710 000 bostäder, där det största behovet finns i storstadsregionerna.  En förutsättning för att bostadsbristen ska kunna motverkas är att detaljplaner tas fram, vilka möjliggör ett ökat bostadsbyggande. Detaljplanerna tas fram i form av en detaljplaneprocess, vars syfte är att reglera mark- och vattenanvändningen. Under de senaste åren har denna process fått kritik för att vara ineffektiv och bromsa bostadsbyggandet, där en del av problemet är bristfälligt samarbete mellan kommun och byggherre. Av den anledningen har en undersökning kring relationen mellan parterna utförts i samverkan med Institutionen för Fastigheter och Byggande på KTH.  Denna undersökning syftar till att identifiera framgångsfaktorerna i relationen mellan kommunen och byggherren. Rapporten har avgränsats till detaljplaneläggning av bostäder i Stockholmsregionen, där kommunen och byggherren arbetar i samverkan. Aspekter som har undersökts är samarbete, kommunikation, tillit och lagprestationer.  Inledningsvis utfördes en litteraturstudie av tidigare forskning kring planprocessen och projektledning, där syftet var att skapa översiktlig kunskap kring ämnet samt utgöra underlag för frågemallar till intervjuer. Därefter genomfördes elva djupgående och semistrukturerade intervjuer med sakkunniga representanter från olika kommuner och byggherrar. Målet med intervjuerna var att inhämta empiri för att kunna besvara undersökningens frågeställning: Vilka är de viktigaste framgångsfaktorerna i relationen mellan kommunen och byggherren vad gäller samarbete, kommunikation, tillit och lagprestationer?  Undersökningen påvisar att den enskilt största framgångsfaktorn i relationen mellan parterna är att ett kompetent projektledarskap finns representerat. I en projektledarroll ingår att skapa goda förutsättningar för samarbete, kommunikation, tillit och lagprestationer. Detta gör att relationen mellan parterna kommer att fungera bättre om en kompetent projektledare är ansvarig för processen. Kommunen verkar som planmyndighet och bör därför säkerställa att en kompetent projektledare finns representerad för att leda processen. För ett framgångsrikt samarbete krävs framförallt en gemensam och genomförbar målbild, samt att hålla fast vid det som är överenskommet för att motverka riktningsförändringar i processen vid hög personalomsättning. Dessutom bör parterna inneha förståelse för varandras roller och drivkrafter samt hur respektive organisation styrs, leds och verkar.  För att skapa goda förutsättningar för en bra kommunikation bör parterna sträva mot att ha en så öppen och rak dialog som möjligt, där ställningstaganden och beslut skall motiveras. Dessutom bör parterna vara lyhörda mot varandra och förebygga konflikter genom att i ett tidigt skede diskutera känsliga frågor som exempelvis exploateringsgrad, tidplan och detaljeringsnivå.  De största framgångsfaktorerna för att skapa tillit mellan parterna är att vara så transparenta som möjligt och undvika att dölja angelägenheter för varandra. Dessutom anses det vara viktigt att förvalta det förtroende som den andra parten har gett genom att utföra det som utlovats.  Framgångsfaktorer för att skapa lagprestationer är att involvera lösningsorienterade och engagerade individer, samt som ovan nämnts, involvera en kompetent projektledare. Dessutom bör byggherren bidra med kompetens kring genomförandet för att i ett tidigt skede säkerställa att det som planläggs är möjligt att bygga med en god arbetsmiljö.  Övriga framgångsfaktorer för att skapa en god relation mellan kommunen och byggherren är att tidseffektivisera processen, dock under förutsättningen att kvaliteten inte påverkas negativt av detta. Dessutom bör parterna genomföra en erfarenhetsåterföring efter avslutat projekt, för att dels dra lärdomar och utveckla processen men även för att förbättra relationen mellan varandra.  Om ovan nämnda framgångsfaktorer finns representerade i processen anses förutsättningarna finnas för att skapa en god relation mellan kommunen och byggherren. Detta är viktigt eftersom en god relation med tillfredställande samarbete parterna emellan anses skapa gynnsammare förutsättningar för planläggningen av bostäder. Detta underlättar framtagandet av fler detaljplaner, vilket leder till att fler bostäder kan byggas och motverka bostadsbristen som råder. / In Sweden the need for housing is extensive, with a widespread housing shortage as an outcome. There is a need of approximately 710 000 units to be built until year 2025, where the highest demand is in the metropolitan regions. A precondition for the ability to meet the housing demand is an increased number of detailed development plans, which is needed when developing housing. The detailed development plan’s purpose is to regulate the land and water usage. During the last years the process of developing the plans has been criticized for being ineffective and to decelerate the building of new housing. A part of the problem is an inadequate collaboration between the municipality and the housing developer. Due to this problem, the relationship between the municipality and the housing developer have been closer studied in this thesis in cooperation with the Department of Real Estate and Construction Management at the Royal Institute of Technology KTH.  The purpose of this study is to identify the success factors in the relationship between the municipality and housing developer. The report has been delimited to only include detailed development planning of housing in the Stockholm region, where the municipality and housing developer collaborate. The aspects which are studied closer are collaboration, communication, trust and team performance.  First of all, a literature review of previous research on the detail development planning process and project management was conducted. This to create broad and general knowledge of the subject. The purpose of the literature study was to gain knowledge of the subject and design question templates for upcoming interviews. As a next step, eleven in-depth and semi-structured interviews were conducted with experts from different municipalities and housing development companies. The goal was to collect empirical data in order to answer the research question: What are the most important success factors in the relationship between the municipality and the housing developer in terms of collaboration, communication, trust and team performance?  The findings reveal that the main success factor in the relationship between the parties is the presence of professional project management. The role of a project manager includes creating preconditions for collaboration, communication, trust and team performance. Meaning, that the relationship between the parties will work more adequate if an individual highly competent within these areas is leading the project. The municipality is the planning authority and should therefore ensure that a competent project manager is represented in the process.  For a successful collaboration, there need to be a common and buildable goal. Also, it is important that one sticks to what is agreed upon, especially when there is a change in management due to high staff turnover. Both parties also need to understand each other’s roles and drivers, and how the different organizations are structured. In order to create good conditions for communication, the parties should try to have an open and straightforward dialogue where all decisions are argued for. The parties should be responsive to each other and prevent conflicts by discussing sensitive issues such as the floor space index, schedules and the degree of details at an early stage of the process. Success factors for establishing trust between the parties are transparency and avoiding to hide things from each other. It is also considered of importance to keep the trust by delivering what is promised. Important factors for a good team performance are to involve solution-oriented and dedicated individuals, led by a competent project manager. The housing developer should also contribute with constructability skills in order to ensure that the detailed development plan is buildable with a safe working environment. Other success factors for establishing a good relationship between the municipality and the housing developer is to make the process more time-effective, without compromising the quality. In addition, the parties should implement experience feedback sessions at the end of the project in order to learn from the process and improve the relationship between the parties. If the above-mentioned success factors are taken into account in the process, the conditions for the relationship can be considered as good. A good relationship with satisfactory collaboration between the parties will benefit the planning process of housing. Hopefully this will result in more detailed development plans and increase the construction rate of housing in order to meet the high demands.

Climate change is one of the biggest challenges in modern time, and sea level rise is an increasingly topical issue. People need to change their way of planning coastal cities. In the future, cities must be more dynamic, flexible, environmentally friendly and able to reinvent themselves. Floating buildings have these conditions, but it seems that the number of floating buildings is small in Sweden. The study aims to examine floating buildings in Sweden, investigate obstacles and challenges, describe Pros and Cons of floating buildings.The study's research strategy is the qualitative method, which is semi-structured interviews and observations. Respondents are authorities and entrepreneurs. Problem areas in the survey were law and misunderstanding of technical solutions. The biggest obstacle was the law which is related to detailed development plan and shoreland protection.Floating houses are an attractive project that has new innovations that meet today's risks and challenges. The study shows that there are more obstacles than opportunities for floating houses in Sweden. Change must be made to make it easier to plan and build more floating houses in Sweden, to meet climate change and rising sea levels, even for a sustainable society. Changes in legislation can be difficult to fullfill, but it is important to change the legislation in a way that adapts to floating buildings. / Klimatförändring är en av de största utmaningarna i modern tid och havsnivåhöjningen är enalltmer aktuell fråga. Människor måste ändra sitt sätt att planera kuststäder. I framtiden måste städerna vara mer dynamiska, flexibla, miljövänliga och kunna försörja sig själva. Flytande byggnader har dessa förutsättningar men antalet flytande byggnader är få i Sverige. Studien syftar till att undersöka flytande byggnader i Sverige, utreda hinder och utmaningar,redogöra för flytande byggnaders för- och nackdelar. Studiens undersökningsstrategi är kvalitativa metoder, som är semistrukturerade intervjuer och observationer. Respondenter är myndigheter och entreprenörer. Problemområden i undersökningen är juridik och missuppfattning av tekniska lösningar. Största hindret för flytande byggnader är juridiken, som är kopplad till detaljplan och strandskydd. Dels är det långa processer som gör det svårt för flytande byggnader att etablera sig i Sverige, dels är det hårda bestämmelser kring stränderna som gör det svårt att få strandsskyddsdispens. Tekniska lösningar har varit ett mindre problem för flytande byggnader. Det finns tekniska utvecklingar när det kommer till förankring, vatten och avlopp eller el. Däremot kan oerfarenhet och okunskap leda till oförståelse från individer i länsstyrelsen för tekniska lösningar i flytande byggnader, vilket leder till att flytande byggnader får avslag. Flytande byggnader är ett attraktivt projekt som har nya innovationer som möter dagens risker och utmaningar. Studien visar att det finns fler hinder än möjligheter för flytande byggnader i Sverige. Det borde vara lättare att planera och bygga flera flytande byggnader i Sverige för att möta klimatförändring och de stigande havsnivåerna, även för ett hållbart samhälle. Ändring i lagsstiftning kan vara en svår fråga, men det är viktigt att ändra det på ett sätt som är anpassat till flytande bostäder.

Behovet av bostäder på marknaden är fortsatt högt, med ett stort antal nya bostäder som behöver byggas varje år för att möta det uppskattade behovet under perioden 2023-2030. Trots detta har marknaden de senaste åren blivit mer avvaktande, och prognoser visar att bostadsbyggandet kommer att ligga under det nödvändiga behovet åtminstone de närmaste tre åren. I den statliga utredningen ‘SOU 2018:67 Ett snabbare bostadsbyggande’ lyfts strategier för hur byggrätter kan utnyttjas mer effektivt, samtidigt som det konstateras att det finns brister i uppföljningen av dessa. Bristerna i uppföljningen försvårar uppskattning av det exakta antalet men det konstateras att de förekommer outnyttjade byggrätter. Denna problematik har inspirerat till denna rapport, som undersöker möjligheten att adressera outnyttjade byggrätter. Syftet med rapporten är att utreda om det finns byggrätter för flerbostadshus som inte har tagits i anspråk och att identifiera de underliggande orsakerna till detta. Dessutom presenteras effektiva strategier och åtgärder för att förbättra utnyttjandet av byggrätter, samt en mer detaljerad undersökning av hur uppföljningen går till på kommunal nivå. Rapporten fokuserar på Stockholms län, specifikt kommunerna Stockholm, Huddinge, Nacka, Upplands Väsby, Lidingö, Nynäshamn, Salem, Upplands-Bro och Vaxholm. De fastställda frågeställningarna undersöks i en teoretisk del genom litteraturöversikt, en empirisk del genom kartläggning av outnyttjade byggrätter samt en kvalitativ del genom semistrukturerade intervjuer med kommuner, fastighetsbolag och konsulter. Resultaten av studien belyser förekomsten av outnyttjade byggrätter och de bakomliggande orsakerna. Litteraturöversikten och intervjuerna visar att outnyttjade byggrätter inte anses vara ett stort problem, trots det rapporterar 24 av 26 kommuner i Stockholms län i årets bostadsmarknadsenkät ett underskott på bostäder. Det kartlagda dataurvalet visar att många byggrätter är felaktigt taxerade, vissa har fortfarande en genomförandetid kvar, och i andra fall pågår produktion på plats. De främsta orsakerna till outnyttjade byggrätter inkluderar marknadsmässiga och ekonomiska faktorer som påverkar projektens lönsamhet, vilket resulterar i att byggandet fördröjs då projektkalkylerna inte går ihop. Enligt den statliga utredningen 'SOU 2020:75 Bygg och bo till lägre kostnad...' är byggbolag vinstdrivande och prioriterar byggrätter med bättre lönsamhetsmarginaler. Andra vanliga orsaker är infrastrukturutbyggnad och etappvis utbyggnad av detaljplaner. Slutligen presenteras strategier och åtgärder för att effektivisera användningen av byggrätter. En vanligt förekommande strategi är att införa viten i avtal för att försöka påskynda exploatören. Vidare konstateras det att uppföljningen är otillräcklig och att mer enhetliga definitioner och metoder behövs för att underlätta denna process. Bättre uppföljning hade i sin tur kunnat underlätta för kommunerna i deras långsiktiga planering, vilket är avgörande för beslut kring investeringar och för att möta framtida bostadsbehov. / The demand for housing in the market remains high, with a significant number of new homes needing to be built annually to meet the estimated needs for the period 2023-2030. Despite this, the market has become more hesitant in recent years, and forecasts indicate that housing construction will fall short of the necessary levels at least for the next three years. The governmental investigation 'SOU 2018:67 Ett snabbare bostadsbyggande' highlights strategies for more efficient utilization of building rights, while also noting deficiencies in the monitoring of these, making it difficult to accurately estimate the number of unused building rights. This issue has inspired this report, which examines the possibility of addressing unused building rights. The purpose of this report is to investigate whether there are building rights for apartment buildings that have not been utilized and to identify the reasons for this. Additionally, effective strategies and measures to improve the utilization of building rights are presented, along with a more detailed examination of how the follow-up process is conducted at the municipal level. The report focuses on Stockholm County, specifically the municipalities of Stockholm, Huddinge, Nacka, Upplands Väsby, Lidingö, Nynäshamn, Salem, Upplands-Bro, and Vaxholm. The established research questions are examined in a theoretical part through a literature review, an empirical part through the mapping of unused building rights, and a qualitative part through semi-structured interviews with municipalities, real estate companies, and consultants. The results of the study highlight the presence of unused building rights and the underlying causes. The literature review and interviews indicate that unused building rights are not considered a major problem, despite the fact that 24 out of 26 municipalities in Stockholm County report a housing shortage in this year's ‘housing market survey’. The mapped data selection shows that many building rights are incorrectly assessed, some still have an implementation period remaining, and in other cases, production is ongoing on site. The main reasons for unused building rights include market and economic factors that affect project profitability, resulting in construction delays as project calculations do not add up. According to the governmental investigation 'SOU 2020:75 Bygg och bo till lägre kostnad...', construction companies are profit-driven and prioritize building rights with better profit margins. Other common reasons are infrastructure development and the phased development of detailed plans. Finally, strategies and measures to optimize the use of building rights are presented. A common strategy is to introduce penalties in agreements to expedite the developer. Furthermore, it is noted that the follow-up is insufficient and that more uniform definitions and methods are needed to facilitate this process. Improved follow-up could, in turn, assist municipalities in their long-term planning, which is crucial for investment decisions and to meet future housing needs.

The regional economic community (REC) of the Southern African Development Community (SADC) compri'ses 15 Southern African countries. The' economic and political aspects of regional integration in SADC dictate the pace of integration while the influence of a legal regime for regional integration remains at the periphery. While the SADC Treaty and its Protocol on Trade are clear about the priority of economic integration; the full implementation of SADC's economic integration is still yet to be realised using these legal instruments. Regional economic integration is also a priority at both continental and global level. The legal instruments applicable at these levels are those established through the African Union (AU) and the World Trade Organisation (WTO) respectively. Analysis of these external legal instruments is relevant because SADC Member States are signatories to agreements establishing these organisations·. Thus, rules based trade in SADC should be understood from a regional, continental and global perspective where a community must have well-structured and managed relations between itself and other legal systems as a necessary condition for its effectiveness. These structured relations refers to a legal and institutional framework that defines the relations between community and national laws, spelling out the modalities for implementing community law in Member States, defines the respective competencies of the community and Member States and provide rule based systems for resolution of conflicts. In setting the scene for an in-depth discussion of the legal and institutional framework for regional economic integration in SADC, this study presents the history of SADC, its political and economic characteristics that have shaped the legal aspects of trade within the region, the continent of Africa and the world at large. Within this context, the definition of regional integration is presented from a general and international understanding but ultimately gets narrowed down to what it means for Africa and SADC. The discussion on the · theories behind regional economic integration gives understanding to the integration approach employed in the organisation. South Africa's economic and political leadership is critical in the realisation of economic integration; hence this study acknowledges that without South Africa's full commitment; regional economic integration will suffer .a setback. Besides the challenge of implementing rules based trade in SADC, this study also identifies a number of obstacles to SADC regional economic integration and multiple memberships are identified as a: major stumbling block. A comparative study of SADC's institutional framework with that of the E1;Jropean Union· (EU) is undertaken to establish the rationale behind SADC's choice of utilising the EU model of integration. This study establishes the critical role institutions play in the implementation of treaty obligations as established by the agreements. The main lesson from this comparative study is that the EU institutions are allowed to fulfill their obligations of implementing treaty provisions, while SADC institutions are handicapped. The future of SADC is presented within the context of a set of recommendations that identifies the tripartite free trade area (FTA) that includes the East Africa Community (EAC) and the Common Market for Eastern and Southern Africa (COMESA) as one of viable legal instrument for deeper integration in SADC and the continent of Africa. General recommendations are made on the need for reform of rules and principles that are necessary for the implementation of SADC Treaty regime as well as possible improvements that are important for the full realisation of regional economic integration. / PhD (Law), North-West University, Potchefstroom Campus, 2012

The regional economic community (REC) of the Southern African Development Community (SADC) compri'ses 15 Southern African countries. The' economic and political aspects of regional integration in SADC dictate the pace of integration while the influence of a legal regime for regional integration remains at the periphery. While the SADC Treaty and its Protocol on Trade are clear about the priority of economic integration; the full implementation of SADC's economic integration is still yet to be realised using these legal instruments. Regional economic integration is also a priority at both continental and global level. The legal instruments applicable at these levels are those established through the African Union (AU) and the World Trade Organisation (WTO) respectively. Analysis of these external legal instruments is relevant because SADC Member States are signatories to agreements establishing these organisations·. Thus, rules based trade in SADC should be understood from a regional, continental and global perspective where a community must have well-structured and managed relations between itself and other legal systems as a necessary condition for its effectiveness. These structured relations refers to a legal and institutional framework that defines the relations between community and national laws, spelling out the modalities for implementing community law in Member States, defines the respective competencies of the community and Member States and provide rule based systems for resolution of conflicts. In setting the scene for an in-depth discussion of the legal and institutional framework for regional economic integration in SADC, this study presents the history of SADC, its political and economic characteristics that have shaped the legal aspects of trade within the region, the continent of Africa and the world at large. Within this context, the definition of regional integration is presented from a general and international understanding but ultimately gets narrowed down to what it means for Africa and SADC. The discussion on the · theories behind regional economic integration gives understanding to the integration approach employed in the organisation. South Africa's economic and political leadership is critical in the realisation of economic integration; hence this study acknowledges that without South Africa's full commitment; regional economic integration will suffer .a setback. Besides the challenge of implementing rules based trade in SADC, this study also identifies a number of obstacles to SADC regional economic integration and multiple memberships are identified as a: major stumbling block. A comparative study of SADC's institutional framework with that of the E1;Jropean Union· (EU) is undertaken to establish the rationale behind SADC's choice of utilising the EU model of integration. This study establishes the critical role institutions play in the implementation of treaty obligations as established by the agreements. The main lesson from this comparative study is that the EU institutions are allowed to fulfill their obligations of implementing treaty provisions, while SADC institutions are handicapped. The future of SADC is presented within the context of a set of recommendations that identifies the tripartite free trade area (FTA) that includes the East Africa Community (EAC) and the Common Market for Eastern and Southern Africa (COMESA) as one of viable legal instrument for deeper integration in SADC and the continent of Africa. General recommendations are made on the need for reform of rules and principles that are necessary for the implementation of SADC Treaty regime as well as possible improvements that are important for the full realisation of regional economic integration. / PhD (Law), North-West University, Potchefstroom Campus, 2012